425 Tompkins Ave #13 · Mamaroneck, NY 10543

$329,000

1 bd · 1.0 ba · 850 sqft · Condo · 12 Days on market

Built 1955 Fair condition

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.9/30.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Rye Neck, this lovely unit offers bright airy rooms and a private entrance. Tompkins Gardens is a small development with very much the feel of a private homes. Move in ready and dog friendly, it has been freshly painted and all floors are refinished. Living room and dining area are large and bright. The spacious balcony off the living room is a peaceful place to have coffee in the morning sun. Large bedroom with ample closets is the perfect tranquil retreat. Private terrace off the rear of the unit is perfect for entertaining, grilling and gardening. This apartment has a laundry hook-up or you can use the clean laundry room in the basement. This unit is within a quarter-mile of Metro-North and equally close to all of the dining, shopping, and entertainment Mamaroneck Avenue has to offer. Less than a half-mile from Harbor Island Park with beach, marina, kayak launch, boat ramp tennis courts and playground. Additional common storage is available in the basement. Medium size dogs, or smaller, allowed with approval of the board. Additional Information: Amenities:Stall Shower,Storage,Windowed Bath,HeatingFuel:Oil Above Ground,

Key facts

• Parking
• Built 1955
• Listed 12 days

Property features AI

Finance

• HOA & community: Association: Tompkins Gardens LTD; Monthly maintenance fee approximately $1,200

Exterior

• Parking: Assigned parking (1 space, no carport)
• Utilities: Con Edison electric service; Natural gas connected; Public sewer; Public water connected; Cable available; Trash collection (public)
• Home design: Stock cooperative; Entry at level 1
• Construction: Brick construction; Block foundation
• Exterior features: Balcony; Private entrance; Covered porch/deck/patio/terrace

Interior

• Kitchen: Convection oven; Gas oven and gas range; Range; Dishwasher; Refrigerator; Freezer
• Bedrooms: One bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Entrance foyer; Formal dining area; Granite counters; Washer/dryer hookup; Covered patio/porch/deck/terrace; Private entrance
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $329k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (1.8% below list).
• Recommended offer: $323k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% in Mamaroneck — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#491 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities C-, commute F, cost of living F.
• Rye Neck Union Free School District (suburban): math 78% / reading 84% proficiency, ranked #40 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: F E Bellows Elementary School (math 76% / reading 80%, grade A, #239 of 2,108 statewide, top 11%, 347 students, 13% FRL); Rye Neck Middle School (math 73% / reading 83%, grade A+, #37 of 729 statewide, top 5%, 351 students, 16% FRL); Rye Neck Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 515 students, 16% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 31% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $279k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,041 (1.8% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-23,061
• Equity at exit: $49,055

10-year hold

• IRR: 7.2%
• Equity multiple: 1.63×
• Total profit: $58,184
• Equity at exit: $28,446

Cash invested: $92,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 10543

• Rents YoY: 6.7%
• Active inventory: 124
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,230 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $278

Break-even live

Break-even rent $2,878

Max offer price $329,000

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	43d	1	0.04mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	43d	1	0.18mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	43d	1	0.43mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	24d	1	0.43mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	24d	1	0.44mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	43d	1	0.45mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	43d	1	0.46mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	20d	1	0.52mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	43d	1	0.55mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,665	$3.76	1d	16	0.58mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	43d	1	0.66mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	24d	1	0.88mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	43d	1	0.92mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	1.18mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	1.21mi
48 Oakland Ave Harrison, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-15
   status Pending
2. 2026-04-04
   listed $329,000 Active
3. 2026-03-31
   price $329,000
4. 2026-03-30
   historical $349,000
5. 2022-04-08
   soldstatus $279,000 Closed 1152-char remark

   Show marketing remark (1152 chars)

   Located in Rye Neck, this lovely unit offers bright airy rooms and a private entrance. Tompkins Gardens is a small development with very much the feel of a private homes. Move in ready and dog friendly, it has been freshly painted and all floors are refinished. Living room and dining area are large and bright. The spacious balcony off the living room is a peaceful place to have coffee in the morning sun. Large bedroom with ample closets is the perfect tranquil retreat. Private terrace off the rear of the unit is perfect for entertaining, grilling and gardening. This apartment has a laundry hook-up or you can use the clean laundry room in the basement. This unit is within a quarter-mile of Metro-North and equally close to all of the dining, shopping, and entertainment Mamaroneck Avenue has to offer. Less than a half-mile from Harbor Island Park with beach, marina, kayak launch, boat ramp tennis courts and playground. Additional common storage is available in the basement. Medium size dogs, or smaller, allowed with approval of the board. Additional Information: Amenities:Stall Shower,Storage,Windowed Bath,HeatingFuel:Oil Above Ground,

6. 2022-03-11
   status Pending 1152-char remark

   Show marketing remark (1152 chars)

   Located in Rye Neck, this lovely unit offers bright airy rooms and a private entrance. Tompkins Gardens is a small development with very much the feel of a private homes. Move in ready and dog friendly, it has been freshly painted and all floors are refinished. Living room and dining area are large and bright. The spacious balcony off the living room is a peaceful place to have coffee in the morning sun. Large bedroom with ample closets is the perfect tranquil retreat. Private terrace off the rear of the unit is perfect for entertaining, grilling and gardening. This apartment has a laundry hook-up or you can use the clean laundry room in the basement. This unit is within a quarter-mile of Metro-North and equally close to all of the dining, shopping, and entertainment Mamaroneck Avenue has to offer. Less than a half-mile from Harbor Island Park with beach, marina, kayak launch, boat ramp tennis courts and playground. Additional common storage is available in the basement. Medium size dogs, or smaller, allowed with approval of the board. Additional Information: Amenities:Stall Shower,Storage,Windowed Bath,HeatingFuel:Oil Above Ground,

7. 2022-03-03
   listed $279,000 Active 1152-char remark

   Show marketing remark (1152 chars)

   Located in Rye Neck, this lovely unit offers bright airy rooms and a private entrance. Tompkins Gardens is a small development with very much the feel of a private homes. Move in ready and dog friendly, it has been freshly painted and all floors are refinished. Living room and dining area are large and bright. The spacious balcony off the living room is a peaceful place to have coffee in the morning sun. Large bedroom with ample closets is the perfect tranquil retreat. Private terrace off the rear of the unit is perfect for entertaining, grilling and gardening. This apartment has a laundry hook-up or you can use the clean laundry room in the basement. This unit is within a quarter-mile of Metro-North and equally close to all of the dining, shopping, and entertainment Mamaroneck Avenue has to offer. Less than a half-mile from Harbor Island Park with beach, marina, kayak launch, boat ramp tennis courts and playground. Additional common storage is available in the basement. Medium size dogs, or smaller, allowed with approval of the board. Additional Information: Amenities:Stall Shower,Storage,Windowed Bath,HeatingFuel:Oil Above Ground,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,765
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$9,571
• Taxable loss: −$2,017
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $3,825/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This condo is in fair condition with good curb appeal and minimal repairs needed. A fresh paint job and some landscaping updates would significantly enhance its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace hedge with flowering plants — Flowering plants improve curb appeal and attract more tenants
• Both Install new front door hardware — New hardware enhances curb appeal and security
• Both Upgrade kitchen appliances — Modern appliances improve functionality and attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace hedge with flowering plants — Flowering plants improve curb appeal and attract more tenants ↑
• Both Install new front door hardware — New hardware enhances curb appeal and security ↑
• Both Upgrade kitchen appliances — Modern appliances improve functionality and attract more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rye Neck Union Free School District
• NCES district ID: 3625290
• Math proficiency: 78% ▬ 0.00%
• Reading proficiency: 84% ▲ 12.00%
• Median HH income: $99,235
• Composite: 73.17/100
• National rank: #188
• State rank: #40 of 590 in NY

Livability — Mamaroneck

• Score: 69/100
• State rank: #491
• US rank: #8656

Category grades

Amenities C- Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety D- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mamaroneck, NY
• County: Westchester County · 709,332 people
• City population: 20,989
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,989
• Household income: $126,417
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1152.0

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 27% Two or more races 11% Asian 5% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 2%
• Common ancestry: Russian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 8% Other Asian/Pacific 2%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -220.53%
• Current HPI: 268.4687
• Rent YoY: ▲ 6.70%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+17.9% since first listed

7 events — show timeline

• 2026-04-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-04 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $349,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-08 Sold (MLS) $279,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-03 Listed $279,000 OneKey® MLS as Distributed by MLS Grid